2000 DAYTON OFFICE MARKET SURVEY

                                                                
The GEM Real Estate Group, Inc.'s 2000 Office Market Survey is a comprehensive survey intended to capture the current conditions and developing trends regarding Office space within the greater Dayton area. The facilities included in this survey represent those which are most reflective of the area's Office market.

We reviewed the activity of 324 Office Buildings within the regional market.  These facilities are located within four distinct sub-markets.  The sub-markets are identified as Dayton: East, Dayton: North and West, Dayton: South, and Dayton: Central Business District (CBD). A total of 13,100,340 square feet of office space was surveyed within these four (4) markets.  Approximately 14.19% of that total, or 1,858,744 square feet of space, was reported to be vacant.

This survey breaks out vacancy rates, total square footage, and lease rate ranges, within each sub-market, and for the region as a whole. You may purchase a market survey directly from The GEM Real Estate Group by faxing a completed Market Survey Application Form.

The GEM Real Estate Group, Inc. is a premier provider of commercial, investment, and industrial real estate services including Consulting, Information, Analyses (CIA), Appraisals, Corporate Services, Information Services, Property Management, and Leasing and Sales.